Including value add properties may expand your purchase pool and obtain ROI that is extremely hard to obtain via cash flow only.By the way: Love the Black Hills especially Crazy Horse (my favorite man made item, I have visited it 5 times over the years starting in 1995).Good luck

The internet is a black hole for time. 

Key thing to remember is to make sure that with the new mortgage you are still in the black with your current rent

@William Hoppes Decent start but its not that black and white.

New carpet and tile flooring with black marble borders and baseboards, new paint throughout, new window coverings, new light fixtures throughout, mirrored walls, new sinks and faucets, and new appliances throughout.

Granite counters, new carpet & tile flooring with black marble borders & baseboards, new paint, new window coverings, new light fixtures, mirrored walls, new sinks & faucets, and new appliances.

After about 6 weeks, it just drifted apart, up to about 1/2" exposing the black adhisive bottom strip. 

She also helps us out at our Black Diamond REI events, so you can meet her there as an added bonus.

There is no general rule as to how many sponsors are good and bad, mostly because investing (life in general) isn't that black and white.Just like @Aaron K. said, make sure you know what to look for and the questions to ask so you can determine if someone is the real deal or not.

Although I do think it's not a really black vs white subject, there are numerous places that cash flow and appreciate.